18801 Hawthorne Blvd #58 · Torrance, CA 90504

$99,000

3 bd · 1.0 ba · 850 sqft · Manufactured · 56 Days on market

Built 1962 Good condition $116/sqft · 47% below area Est $187k · 47% under ↓ 17% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious single-wide 3 bedrooms, 1-bath mobile home with a bonus room that can be used as a 3rd bedroom. Located in the desirable 55+ South Bay Estates Park. This well-kept home offers an open layout that feels larger than expected, with comfortable living areas and great natural light throughout. The community was recently remodeled and features a well-maintained pool, updated gym, and clean common areas for residents to enjoy. Ideally situated just 3 miles from the beach and minutes from Del Amo Mall, you’ll have quick access to shopping, dining, and coastal recreation. South Bay Estates Park is known for its convenient location and well-managed amenities. A great opportunity to enj

Key facts

• Well-maintained pool
• Bonus room
• Clean common areas

Tags

• BONUS ROOM
• WELL-MAINTAINED POOL
• UPDATED GYM
• CLEAN COMMON AREAS
• CONVENIENT LOCATION
• WELL-MANAGED AMENITIES

Property features AI

Finance

• Other: Directions: Major cross-streets are W. 190th St and Hawthorne
• Financial info: Land lease of $2,150 per month (park-managed)
• HOA & community: Monthly association/land-lease fee; Located in a senior community; Community is urban in character; Park name: South Bay Estates Park; Manager approval required for occupancy; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport with space for 2 vehicles
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available
• Home design: Single (mobile) home; Model: Angelus; Mobile home remains on site; Single-story
• Construction: Mobile home width 10 ft and length 55 ft; Year built per public records
• Exterior features: Front porch; Community pool; Park nearby; One shed on the property

Interior

• Kitchen: Electric oven; Electric stove; Water heater unit
• Bedrooms: Primary bedroom on the main level; All bedrooms located on the lower/main level
• Flooring: Laminated flooring
• Bathrooms: One full bathroom with bathtub and shower-in-tub
• Interior features: One-level home with front entry; Entry located at the front
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 2.1% in Torrance — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.3%/yr); 33 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.10% ✓
• Cap rate: 27.43%
• Cash-on-cash: 75.48%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $187,102
• List price: $99,000
• Delta: -47.09%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18801 Hawthorne Blvd #19	0.00mi	2/2.0 (-1)	880 (+4%)	8mo	$135,000	$153	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 4.35×
• Total profit: $92,785
• Equity at exit: $14,761

10-year hold

• IRR: 78.1%
• Equity multiple: 8.75×
• Total profit: $214,799
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90504

• Rents YoY: 2.3%
• Active inventory: 33
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $1,744

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 38%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 190th St Redondo Beach, CA	2.0	2.0	1100	$2,895	$2.63	3d	1	0.13mi
18225 Kingsdale Ave Redondo Beach, CA	2.0	2.0	1090	$3,150	$2.89	44d	1	0.39mi
4115 W 182nd St Torrance, CA	2.0	2.0	800	$2,400	$3.00	15d	1	0.56mi
2513 190th St Unit A Redondo Beach, CA	2.0	1.0	760	$3,495	$4.60	11d	1	0.62mi
18150 Prairie Ave Torrance, CA	1.0–2.0	1.0–2.0	900	$2,895	$3.22	18d	2	0.72mi
3839 W 182nd St Torrance, CA	2.0	2.0	1000	$3,250	$3.25	24d	1	0.79mi
3546 Del Amo Blvd Unit 9 Torrance, CA	2.0	2.0	900	$2,595	$2.88	43d	1	0.85mi
2617 Rockefeller Ln Unit C Redondo Beach, CA	2.0	1.0	900	$2,795	$3.11	18d	1	0.90mi
2607 Rockefeller Ln Redondo Beach, CA	2.0	1.0	760	$3,050	$4.01	43d	1	0.94mi
2704 Vanderbilt Ln Redondo Beach, CA	2.0	2.0	1000	$3,195	$3.19	11d	1	0.95mi
4422 W 172nd St Lawndale, CA	2.0	1.5	920	$2,816	$3.06	1d	2	1.00mi
2317 Marshallfield Ln Unit B Redondo Beach, CA	2.0	1.5	1000	$2,950	$2.95	17d	1	1.00mi
4428 W 171st St Lawndale, CA	2.0	1.0	700	$2,700	$3.86	1d	1	1.06mi
2421 Rockefeller Ln Redondo Beach, CA	3.0	1.0	1000	$3,850	$3.85	43d	1	1.07mi
3724 Spencer St Torrance, CA	2.0	2.0	1050	$2,852	$2.72	20d	1	1.07mi
4350 W 171st St Apt B Lawndale, CA	2.0	1.0	900	$2,700	$3.00	24d	1	1.07mi
2616 Mathews Ave Redondo Beach, CA	2.0	1.0	950	$2,595	$2.73	43d	1	1.09mi
4427 W 171st St Unit 4427 Lawndale, CA	3.0	1.0	1016	$3,200	$3.15	1d	1	1.11mi
4507 Spencer St Torrance, CA	2.0	2.0	1000	$2,700	$2.70	17d	1	1.13mi
4506 W 170th St Lawndale, CA	2.0	1.0	777	$3,600	$4.63	1d	1	1.14mi
3707 Garnet St Torrance, CA	1.0–2.0	1.0–2.0	875	$2,849	$3.26	10d	1	1.14mi
20501 Anza Ave Torrance, CA	2.0	2.0	775	$2,725	$3.52	7d	1	1.16mi
2700 Ruhland Ave Unit C Redondo Beach, CA	2.0	1.0	850	$2,495	$2.94	43d	1	1.18mi
1808 Mackay Ln Unit 03 Redondo Beach, CA	2.0	1.0	1000	$2,749	$2.75	3d	1	1.19mi
1808 Mackay Ln Unit 06 Redondo Beach, CA	2.0	1.0	800	$2,649	$3.31	43d	1	1.19mi
1808 Mackay Ln Unit 02 Redondo Beach, CA	2.0	1.0	900	$2,750	$3.06	43d	1	1.19mi
4108 Redondo Beach Blvd Unit A Torrance, CA	2.0	1.0	700	$2,800	$4.00	24d	1	1.20mi
3723 Artesia Blvd Torrance, CA	3.0	2.0	1050	$3,250	$3.10	43d	1	1.24mi
3723 Artesia Blvd Apt E Torrance, CA	3.0	1.5	1050	$3,250	$3.10	43d	1	1.24mi
3553 Emerald St Torrance, CA	1.0–2.0	1.0–2.0	800	$2,695	$3.37	6d	1	1.27mi
20606 Anza Ave Torrance, CA	2.0	2.0	1000	$2,595	$2.60	43d	1	1.27mi
20721 Amie Ave Torrance, CA	2.0	2.0	1000	$2,975	$2.98	1d	1	1.28mi
3705 Artesia Blvd Torrance, CA	1.0–2.0	1.0	700	$2,692	$3.85	43d	2	1.29mi
3505 Emerald St Apt 12 Torrance, CA	2.0	1.5	864	$2,595	$3.00	43d	1	1.31mi
3505 Emerald St Unit 15 Torrance, CA	2.0	1.5	948	$2,695	$2.84	43d	1	1.31mi
3554 Emerald St Unit A Torrance, CA	2.0	1.0	900	$2,950	$3.28	6d	1	1.32mi
3910 Emerald St Torrance, CA	1.0–2.0	1.0–2.0	900	$2,275	$2.53	24d	1	1.33mi
20710 Anza Ave Torrance, CA	1.0–3.0	1.0–1.5	896	$2,802	$3.13	17d	2	1.33mi
2103 Harriman Ln Unit A Redondo Beach, CA	2.0	1.0	978	$3,500	$3.58	43d	1	1.33mi
2209 Carnegie Ln #2 Redondo Beach, CA	2.0	1.0	670	$2,595	$3.87	43d	1	1.34mi

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 56 DOM
2. 2026-06-17
   days on market $99,000 Active 55 DOM
3. 2026-06-16
   days on market $99,000 Active 54 DOM
4. 2026-06-15
   days on market $99,000 Active 53 DOM
5. 2026-06-13
   days on market $99,000 Active 51 DOM
6. 2026-06-13
   days on market $99,000 Active 50 DOM
7. 2026-06-09
   days on market $99,000 Active 47 DOM
8. 2026-06-08
   days on market $99,000 Active 46 DOM
9. 2026-06-07
   days on market $99,000 Active 45 DOM
10. 2026-06-04
    days on market $99,000 Active 42 DOM
11. 2026-06-03
    days on market $99,000 Active 41 DOM
12. 2026-06-02
    days on market $99,000 Active 40 DOM
13. 2026-06-01
    days on market $99,000 Active 39 DOM
14. 2026-05-31
    days on market $99,000 Active 38 DOM
15. 2026-04-23
    listed $119,000 Active 766-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,878
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$2,880
• Taxable income: $20,572
• Est. tax owed @ 24.0%: −$4,937
• After-tax cash flow: $15,986/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained single-wide mobile home in a desirable community offers a good condition with minimal repairs needed. Upgrades in paint, kitchen, and landscaping would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Upgrading kitchen appliances — Improves functionality and appeal
• Both Upgrading bathroom fixtures — Enhances functionality and appeal
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading kitchen appliances — Improves functionality and appeal ↑
• Both Upgrading bathroom fixtures — Enhances functionality and appeal ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing C+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,084
• Household income: $107,552
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1335.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Asian 39% Hispanic / Latino 26% White 24% Two or more races 16% Black 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 29% · Canada, South Korea, Vietnam
• Languages at home: 57% English-only · Spanish 14% Other Asian/Pacific 6% Korean 5%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -940.72%
• Current HPI: 387.9811
• Rent YoY: ▲ 2.26%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-16.8% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $99,000 CRMLS
• 2026-04-23 Listed $119,000 CRMLS